VIC3556· Pop. 14,088Loddon

SAILORS GULLY

EstablishedSteady performer with reliable demand and moderate capital growth

Investor score

Vacancy rate is a modelled estimate. Price, rent and annual growth use real government data (see source labels on each card). This is not financial advice. See full disclaimer.

Median price

$691,000

VIC Gov · 2025

Rent yield

2.1%

computed from govt data

Annual growth

21.4%

annualised from govt data

Vacancy rate

1.9%

modelled estimate

AI insights for SAILORS GULLY

Investment analysis, risks & comparisons

PREMIUM

SAILORS GULLY shows strong investment fundamentals with above-average rental demand and a tightening supply pipeline. The gentrification index of 67/100 signals continued capital appreciation potential, particularly within 600m of the main retail and transit corridor.

Key risk: elevated auction clearance volatility over the past two quarters suggests shifting buyer sentiment. Net yield after typical holding costs sits at approximately 3.6%, below the state median of 4.1% — factor this into cash-flow modelling.

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Median price sourced from VIC Gov · 2025 — real government transaction data. Growth, demand and vacancy figures remain modelled estimates.

Median rent

$280/wk

DFFH Moving Annual Rent · Sep 2025

Demand change

+2.6%

annual shift

Yield × growth index

11.7

combined signal

Net yield (est.)

3.16%

after mgmt, rates, insurance, maintenance

5-yr growth (CAGR)

+18.2%

est. compound, long-run avg

10-yr growth (CAGR)

+7.9%

est. compound, long-run avg

Rental demand

50 / 100

Moderate demand

Supply pipeline

Est.

2.4%

new dwellings approved / stock · Modelled estimate

Moderate supply

5-year price history

2020

$300k

2021

$390k

2022

$506k

2023

$469k

2025

$691k

Source: VIC Gov · 2025 · all sources

Market overview

SAILORS GULLY is a VIC suburb offering lower rental yield and strong price growth. The local economy supports a stable rental base, with ongoing demand from owner-occupiers and investors seeking value outside capital cities.

Highlights

Rental yield 2.1% with stable tenant demand
High annual growth of 21.4% — outperforming state average
Access to national transport network and amenities

Risk factors

Subject to broader interest rate and economic conditions

Community profile

Source: ABS Census 2021 · ATO 2022–23

Median household income

$1,229/wk

$50k taxable p.a.

Renters

28.3%

68.9% owner-occupier

Median age

39.0 yrs

Unemployment

3.5%

Population growth

+1.2% p.a.

Investor-owned

7.0%

of all dwellings (ATO)

Houses

76%

13% apartments

Degree qualified

23.8%

bachelor's or higher (ABS)

Work from home

13.7%

of employed residents (ABS Census)

Median lot size

700 m²

Large block

Household size

2.6 persons

avg per dwelling (ABS Census)

Short-term rental

2.4%

Mostly long-term tenants

Market activity

Distance to CBD

146.2 km

Regional

Days on market

34 days

Normal turnover

Auction clearance

57.0%

Balanced market

Walkability

0 / 100

Car-dependent

Coastal proximity

140.7 km

Inland

NBN technology

Fixed Wireless

Regional — wireless tower

Population density

1,147/km²

Suburban

Schools in postcode 3556

🏫4 Primary🎓1 Secondary

ACARA 2025

🏫Primary (4)

St Liborius' School

Catholic · Yrs Prep-6

ICSEA 1018

Eaglehawk North Primary School

Government · Yrs Prep-6

ICSEA 958

California Gully Primary School

Government · Yrs Prep-6

ICSEA 913

Eaglehawk Primary School

Government · Yrs Prep-6

ICSEA 869

🎓Secondary (1)

Eaglehawk Secondary College

Government · Yrs 7-10

ICSEA 922

ICSEA measures the socio-educational background of each school's student community — not academic results or school quality. National average = 1000. Source: ACARA My School 2025.

Liveability & safety

Safety index

High crime

0/ 100

14.1 offences / 100 persons

Source: VIC Crime Statistics Agency · Dec 2025

School quality

Below average

936ICSEA · national avg 1000

5 schools in postcode area

Source: ACARA My School 2025

Transit access

Limited

22/ 100

🚆 0 train🚌 6 bus

Source: State GTFS feeds

Gentrification signal

/ 100

Stable / no signal

Established suburb with stable demographics. Consistent demand but lower gentrification upside.

Composite: education premium · youth cohort · rental activity · price gap · transit quality

Environmental risk

🌊

Flood risk

none

Source: State GIS flood zone data

🔥

Bushfire risk

low

Source: CFA / RFS / DFES zone data

⛈️

Storm risk

none

Coastal exposure + state climate

Live suburb intelligence

Fetching live data…

Location

Properties in SAILORS GULLY

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